Mammoth Lakes is a quiet mountain town known for outdoor recreation
The town of Mammoth Lakes has an elevation of nearly 8,000 feet in California's Eastern Sierra Nevada mountains. "People think Mammoth Lakes is a lake, but there's no Mammoth Lake. Though you could say there's a mammoth amount of lakes," says Danielle Bauman, a Realtor with Destination Real Estate. The town of around 7,200 is in rural Mono County, about 50 miles from the Nevada border and 180 miles from Fresno. "It's a year-round community. People come to ski or snowboard and then stay for the summer. The summers can't be beat with all the lakes and wildlife and mild temperatures." Bauman grew up in Mammoth Lakes and now lives there with her own family. "It grows on me more and more. It's very special and one of the most peaceful places I've been."
Mammoth Lakes hikers enjoy amazing views from Crystal Crag looking down over the Mammoth Lake Basin.
A mountain biker enjoys the trail in Mammoth Lakes up to Mammoth Mountain Ski Area.
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Lake life, skiing and mountain views
"Jumping into lakes is very common here, but people probably aren't swimming laps. A lot of the lakes are a bit too cold," Bauman says. To the south, the Mammoth Lakes Basin is popular for fishing, paddleboarding, hiking and camping. Twin Lakes, Lake Mary, Lake Mamie, Lake George and Horseshoe Lake are prized for their clear, glacial waters amid the mountainous terrain and evergreen forests. The Mammoth Mountain Ski Area is within a few miles drive of most homes, and June Mountain Ski Area is about 20 miles northwest. Mammoth Mountain Bike Park, Shady Rest DiscGolfPark and the Volcom Brothers Skate Park are favorites for outdoor recreation. Snowcreek Golf Course and Sierra Star Golf Course are open to the public. There are also miles of hiking trails and nearby attractions like Rainbow Falls and the Devils Postpile National Monument, a geological formation.
Fishing boat rentals are enjoyed by tourists at Mary Lake with a little safety review.
Mammoth Lakes fishermen bike up to George Lake with a view of Crystal Crag.
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Custom homes, condos and townhomes with a wide range of prices
Most of the single-family homes have custom designs, including A-frames, log cabins and lodge-style homes. Chalet-inspired features include lofts, balconies and elevated decks that add to the alpine allure. Older homes, with 1,000 square feet to 2,600 square feet, range from about $570,000 to $1.4 million. Homes built after 2000 may have five or more bedrooms and up to 5,500 square feet, with prices ranging from $2.2 to $3.8 million. Others have estimated values up to $6 million. "It definitely costs to live here. We always say if you're able to live here, then you are blessed," Bauman says. Bauman also sees a growing market for second homes as well as single-family homes used as vacation homes. Condominiums outnumber single-family homes and range from about $320,000 for a studio to over $2.2 million for a three-bedroom. There are also townhomes, priced from about $550,000 to $2.6 million. Square footage and location account for the wide price ranges for condos and townhomes, many of which are used as rental properties.
Custom homes are prevalent in Mammoth Lakes including a little ski decor.
A-Frame homes are a classic mainstay to Mammoth Lakes living.
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Many subdivisions to choose from, and some get more snow than others
The variety of subdivisions in Mammoth Lakes includes ski-in, ski-out neighborhoods and others centered on lodges with chair lifts. Other options include gated and golf course communities, mixed-use developments and areas with acre-plus lots that allow horses. Some subdivisions have homeowners associations, too. "I honestly would tell people not to limit their search to one area, because Mammoth is so diverse and a lot of the homes are custom-built. I always tell people, 'Just look at everything. It's not going to take you that long.'"
Weather can also change from neighborhood to neighborhood. "The subdivision that I grew up in is The Trails, and we call it the 'banana belt' of Mammoth Lakes because it's at a slightly lower elevation, so it has somewhat warmer temperatures and less snow," Bauman says. "Once, I was lying out suntanning on my deck in The Trails, and then I drove to Old Mammoth, where it was snowing." This is a very high-risk area for fires, according to the 2025 Fire Hazard Severity Zones map issued by the Office of the State Fire Marshal. There's also a risk for earthquakes. Due to active faults in Mono County, there can be incidents of ground shaking. Rockfalls and landslides are possible, though they mainly occur outside of residential areas.
Chalet-influenced homes enjoy walking distance to the golf course in Mammoth Lakes.
Many housing options surround the Sierra Star golf course for Summer fun in Mammoth Lakes.
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A variety of options for shopping, dining and community events
Among the commercial areas is The Village at Mammoth in the northeast part of town. The Village hosts summer events like Mammoth Reggae Festival, Mammoth JazzFest and outdoor series for movies and live music. Winter festivities at The Village include a holiday tree lighting, the Night of Lights and a New Year's Eve concert and fireworks.
A couple miles southeast of The Village are several shopping centers along Old Mammoth Road. One has a Vons grocery store and Minaret Cinemas, which shows first-run films. The movie theater also offers a kids' summer series and has served as a venue for the Mammoth Lakes Film Festival, a multiday event in May.
Mammoth Lakes has dozens of places to eat out, from cafes and bars to casual spots. The Warming Hut has from-scratch traditional dishes, and the Melt House serves grilled cheese and soups to skiers coming off the slopes. Fine-dining picks include The Mogul Restaurant for American cuisine and Skadi for European-inspired dishes.
Mammoth Lakes offers The Village At Mammoth for shopping, dining, hotels and condos.
Fine dining is found in mammoth Lakes at The Mogul with dishes like elk chops.
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Kids may attend public schools in the Mammoth Unified School District
The Mammoth Unified School District serves the area, with some students starting at Mammoth Elementary School, which earns a B-minus grade from Niche. Mammoth Middle School receives a B-plus, and Mammoth High School — the largest high school in Mono County — has an A-minus. More than a third of Mammoth High students are dual-enrolled in community college courses, and over half of its graduates attend college.
Mammoth Lakes children are the highest priority at Mammoth Elementary School.
Mammoth Lakes youth excel in academics at Mammoth High School.
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Employment trends and environmental conditions in Mammoth Lakes
Recreation and tourism are central to the economy, and many people have jobs in those sectors. "The work required to maintain a lifestyle here is worth it. There's a joke here that you're not a local if you don't have three jobs," Bauman says. The town isn't close to a central job hub, so commutes may be long. Alternatively, many people in Mammoth Lakes have remote jobs.
Mammoth Lakes residents head to Mammoth Brewing Company for the award winning beer, beer garden and great food.
Mammoth Lakes tourists enjoy views of White Mountain at twilight.
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Somewhat car-dependent, with access to pathways, buses and airports
Mammoth Lakes is fairly car-dependent, in part because of the terrain. However, getting around town doesn't require travel over long distances, so some people walk or bike. "Everything is within about 2 miles from everything else," Bauman says. Multiuse pathways like the Lakes Basin Path and the Town Loop allow e-bikes. The Eastern Sierra Transit Authority offers bus service on free fixed routes throughout town and rides with fares by reservation to Bishop and Lancaster. The Yosemite Area Regional Transportation Service (YARTS) provides seasonal rides from the Mammoth area to Yosemite National Park, which is about 40 miles to the northwest. U.S. Route 395 and state Route 203 are the major roads in the area.
Mammoth Yosemite Airport, primarily a general aviation facility, offers some passenger service, particularly during the skiing season. For more options, it's about 45 miles to the Eastern Sierra Regional Airport, which is also known as Bishop Airport. It's considered the commercial airline hub for the Mammoth area.
Written By
Robin Silberman
Photography Contributed By
Luke George
Video By
Bob Yukich
Interested in learning more about homes in this area?
Reach out to
Jonathan Mendoza,
an experienced agent in this area.
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On average, homes in Mammoth Lakes, CA sell after 62 days on the market compared to the national average of 53 days. The median sale price for homes in Mammoth Lakes, CA over the last 12 months is $850,000, up 42% from the median home sale price over the previous 12 months.
Welcome to your perfect Mammoth getaway! Located at Canyon Lodge, this spacious 2-bedroom, 2-bath condo offers the ideal blend of comfort, convenience, and mountain charm. Meticulously maintained, this spotless condo has remodeled kitchen and baths, tasteful furniture and furnishings and is turnkey. The complex features covered parking, a community pool, and a relaxing hot tub, this property is
Stay and play at 1849 Condos, ideally located at Canyon Lodge. This spacious 2-bedroom, 2-bath condo features an open-concept floor plan with an updated kitchen and baths, new flooring, and an updated fireplace. South-facing and bright, the unit enjoys sunny interiors and beautiful views of the Sherwin Mountains. The well-maintained complex offers excellent amenities, including two outdoor
It's an easy walk to Eagle Lodge and Mammoth Mountain from this beautiful west facing two bedroom/ two bath condo in Aspen Creek. The granite kitchen counters, slate tile and vinyl plank flooring, and custom built in living room cabinetry add to the charm of this two bedroom condo. With over 1,100 square feet and beds to sleep 7, there is plenty of room for you and your friends and family to
Introducing an extraordinary opportunity to own a rare and beautifully designed 3-bedroom, 3-bathroom Village condo at the highly sought-after White Mountain Lodge. Designed by renowned interior designer Craig Wright, this exceptional 3rd-floor residence is one of only a few exclusive 3-bedroom units in the entire building, offering both luxury and privacy. The moment you step inside, you’ll be
Your sunny & spacious mountain sanctuary. Located just down the street from Canyon Lodge, this 4-bed + den, 3-bath townhome is the perfect Mammoth getaway or permanent staycation. Vaulted ceilings, tons of windows, and a bright open layout make it feel more like a single-family home. The open and upgraded kitchen features new stainless steel appliances, and three of the bedrooms open to brand-new
Come view this well maintained one bedroom one bath downstairs corner unit centrally located in town near the Town of Mammoth Lakes free shuttle! The south facing sunroom allows lots of natural sunlight while providing extra storage. The unit is sold fully furnished in turn key condition including Samsung stainless appliances and a stackable washer and dryer. Enjoy your morning coffee on your
Welcome to this cozy condo located in the Summit II complex close to Eagle Lodge and Chair 15! The wood paneling on the walls and custom wooden kitchen cabinets give this condo a cabinlike feel! This one bedroom one bath unit also features built in bunk beds perfect for added comfort for extra guests. Enjoy a cup of coffee or a glass of wine out on your deck while looking towards the Starwood
A rare opportunity to acquire a residence in Mammoth's most sought-after neighborhood, where properties seldom come to market. Nestled in the serene mountainside enclave of Greyhawk, this remarkable 5 bedroom, 5 bath estate offers spectacular unobstructed mountain views, unmatched privacy, tranquility, and direct ski-in/ski-out access just steps from the slopes above Eagle Lodge. Meticulously
Your search for the ideal lot in Mammoth Lakes ends here! This oversized, prime piece of land is perfectly positioned less than 600 feet from Canyon Lodge, offering unparalleled proximity to the best of Mammoth’s outdoor activities. It’s as if the slopes are right outside your door! Build your dream mountain home, with breathtaking natural beauty in every direction. Whether you're a mountain
Great buy on a buildable lot in the Slopes! Just down the street from the shuttle stop on Lakeview for access to the Village and Canyon Lodge. Lots of trees and slight upsloping lot.
Spacious 3-Bedroom + Loft in Snowcreek Phase I – Priced to Sell This large 3-bedroom, 3-bath condo with a loft is located in desirable Snowcreek Phase I and is priced below comparable sales for a quick sale. The corner-unit setting offers abundant natural light, vaulted ceilings, updated flooring, and treed views of Mammoth Mountain. Several newer dual-pane windows and a cozy breakfast nook add
This Obsidian fractional home called Heron floorplan is 1/6 ownership (House 2 share #04) situated along the 10th fairway on the Sierra Star Golf Course in a gated community. This home features 3 separate suites plus a large bunkroom that can sleep up to 7. The large playroom on the first level provides a sunny space for fun and games while the theater room, dining room, built-in grill and large
TGTBT - To good to be true! Seller has expeditious motivation. 19 Evening Star - Starwood at Sierra Star in the heart of the RESORT zoned corridor, central to downtown Mammoth Mountain, CA. Thoughtful attention to timeless details for the discerning who entertain, mountaineer, and are drawn to the 'open space' of living on the Golf Course and desire convenience and easy access to all activities
Luxury meets adventure in this slopeside stunner! Discover elevated mountain living in this beautifully refined 845 sq ft ski-in retreat, perfectly positioned along the Ski Back Trail for effortless access to the slopes, hikes and mountain bike park. This updated residence features a spacious primary suite with an en-suite bath, plush carpeting, a thoughtfully designed bonus den converted into an
Beautifully renovated 2 bedroom, 2 bath condo with a garage, that's walking distance to Mammoth Mountain's Canyon Lodge! This is the most popular 2-bedroom floor plan, with bedrooms and en-suite baths on opposite sides of the condo, and an open-concept living area in between. This condo also comes with FOUR ski lockers just outside your door and a garage to protect your car from winter storms
Newly renovated. Light and bright with plenty of space for family and friends. 5 min walk to Village gondola or Canyon lodge. Dream location for year-round useNo smoking. If pets will be with you, deposit amount may be more. All utility costs are by occupant. Best location!Open to lease for up to 6 months
91 St. Moritz Rd | Mammoth Lakes, CA 93546 6-Month Winter Seasonal Rental | 3 Bedrooms · 3 Bathrooms · 1,537 sq ft · Attached Garage Experience true mountain living in this beautifully furnished Mammoth Lakes home, offering the perfect balance of comfort, character, and convenience for your winter stay. Nestled among the pines on St. Moritz Road, this 3-bedroom, 3-bath residence features warm
Winter Rental – $10,900/month (5/6-Month Lease) Make yourself at home this winter in Mammoth. This cozy yet spacious ski chalet has 4 bedrooms, 3 bathrooms, and plenty of room for family and friends to gather. With two living areas, a chef’s kitchen, and a big south-facing deck, it’s a great place to relax after a day on the mountain. The location couldn’t be better—you’ll be right between Canyon
Welcome Home to Gray Bear at Mammoth Mountain! Mammoth Lakes newest Residential Neighborhood in the HEART of the Resort. Stunning Four Bedroom Suites, 4.5 Baths, Great Room, Family Room, 'Holiday Size' Cook's Kitchen with Island Dining Room, and Oversized Two-Car Garage for immediate lease. Spacious 2894 sq.ft. open floor plan offers multiple living spaces enhanced by abundant sun soaking
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